Authored by the expert who managed and guided the team behind the Ghana Property Pack
Everything you need to know before buying real estate is included in our Ghana Property Pack
Looking to understand housing prices in Ghana in 2026? You're in the right place.
We break down everything from average prices to neighborhood comparisons, and we keep this article updated with the freshest data available.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Ghana.
Insights
- The gap between median and average housing prices in Ghana is massive: the average is nearly 4.5 times higher than the median, showing how luxury listings in Accra skew the numbers upward.
- Greater Accra dominates Ghana's property market, with Cantonments alone showing median house prices around GHS 18 million, while outer areas like Dansoman start below GHS 500,000.
- Apartments in prime Accra neighborhoods often cost more per square meter than houses because buyers pay a premium for location, security, and building amenities in the most expensive land areas.
- Buyers in Ghana typically negotiate prices down by around 8% from the asking price, but luxury properties can see discounts of 10% to 15% when overpriced.
- Over the past decade, Ghana housing prices have risen about 250% in nominal terms, but only around 30% in real terms after adjusting for inflation.
- New construction in Ghana commands a premium of about 15% over existing homes in the same neighborhood, driven by modern finishing and lower maintenance risk.
- Detached houses make up roughly 55% of Ghana's residential listings, followed by apartments at 25% and townhouses at 10%.
- With a budget of $100,000 in Greater Accra in 2026, you are mostly limited to outskirts areas like Oyibi, Adenta, or older stock in Dansoman.
- Stamp duty in Ghana ranges from 0.25% to 1% of property value, while legal fees typically add another 1% to 3%, and agency commissions run 2% to 5%.
What is the average housing price in Ghana in 2026?
The median housing price is more telling than the average because it represents what a typical buyer actually pays, without being distorted by a small number of very expensive luxury properties that pull the average upward.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources including the Bank of Ghana, Ghana Property Centre, and meQasa, all of which we manually verified.
The median housing price in Ghana in 2026 is approximately GHS 1,400,000 (around $127,000 or €110,000), while the average housing price sits much higher at GHS 6,250,000 (around $568,000 or €492,000). This large gap reflects how expensive listings in prime Accra neighborhoods pull the average up significantly.
For 80% of residential properties on the Ghana market in 2026, you can expect prices to fall between GHS 600,000 and GHS 5,500,000 (roughly $55,000 to $500,000 or €47,000 to €433,000).
A realistic entry range in Ghana in 2026 is GHS 700,000 to GHS 1,200,000 ($64,000 to $109,000 or €55,000 to €94,000), which typically gets you a 2 to 3 bedroom starter house of around 120 to 160 square meters in areas like Oyibi or the Adenta corridor on the outskirts of Greater Accra.
For luxury properties in Ghana in 2026, expect to pay between GHS 12,000,000 and GHS 30,000,000 ($1.09 million to $2.73 million or €940,000 to €2.36 million), which buys a 4 to 5 bedroom villa of 350 to 600 square meters with high-end finishing in prime areas like Cantonments or Airport Residential Area.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Ghana.
Are Ghana property listing prices close to the actual sale price in 2026?
In Ghana in 2026, buyers typically pay around 8% less than the asking price when a deal closes.
This gap exists because Ghana lacks easy access to comparable sales data, so sellers often start high and expect negotiation. The discount varies most in the luxury segment, where overpriced properties can see negotiations of 10% to 15%, while well-priced entry-level homes in high-demand areas may close near the asking price.
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What is the price per sq m or per sq ft for properties in Ghana in 2026?
As of early 2026, the median price per square meter for apartments in Accra is around GHS 16,300 ($1,482 or €1,283), which works out to about GHS 1,514 per square foot ($138 or €119). For houses in Accra, the median is lower at around GHS 9,364 per square meter ($851 or €737), or about GHS 870 per square foot ($79 or €69).
Prime apartments in neighborhoods like Cantonments and Airport Residential Area have the highest price per square meter in Ghana in 2026 because buyers pay a premium for location, security features, and building amenities, while older houses in outer areas like Adenta or Oyibi have the lowest per-square-meter costs.
In Ghana in 2026, Cantonments commands the highest prices per square meter, ranging from GHS 30,000 to GHS 55,000 per sqm, while areas like Dansoman and Tema offer the lowest, starting around GHS 2,000 to GHS 10,000 per sqm. East Legon and Dzorwulu fall in the middle-to-upper range depending on the specific pocket within those neighborhoods.
How have property prices evolved in Ghana?
Compared to one year ago (January 2025), Ghana housing prices have risen about 6% in nominal terms, but when you adjust for inflation, the increase is only around 1%. Construction costs and imported materials stayed high, keeping a floor under prices even as the overall economy cooled.
Looking back 10 years to January 2016, Ghana property prices have increased roughly 250% in nominal terms, which sounds dramatic but translates to only about 30% in real purchasing power after accounting for inflation. Urbanization and the concentration of demand in Accra have been the main drivers, along with currency depreciation that pushes up the local-currency price tags.
By the way, we've written a blog article detailing the latest updates on property price variations in Ghana.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Ghana.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Ghana versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How do prices vary by housing type in Ghana in 2026?
In Ghana in 2026, detached houses make up about 55% of listings, apartments account for around 25%, townhouses represent roughly 10%, semi-detached homes and duplexes cover about 5%, villas explicitly marketed as such are around 3%, and compound houses or small multi-family blocks make up the remaining 2%.
Here are the average prices by property type in Ghana as of the first half of 2026: detached houses average around GHS 6.3 million ($573,000 or €496,000), apartments average GHS 6.2 million ($564,000 or €487,000), townhouses in Accra average GHS 4.9 million ($444,000 or €384,000), duplexes or semi-detached homes average GHS 3.2 million ($291,000 or €252,000), villas in prime areas average GHS 18 million ($1.64 million or €1.42 million), and compound houses or older multi-family properties average around GHS 1.2 million ($109,000 or €94,000). These averages are pulled upward by luxury stock, so typical buyers should expect median prices to be significantly lower.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Ghana in 2026?
In Ghana in 2026, new construction commands a premium of about 15% over existing homes in the same neighborhood and of similar size.
This premium exists because new builds offer modern finishing, reliable utilities like backup power and water storage, and lower near-term maintenance risk, all of which buyers are willing to pay extra to secure.
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How do property prices vary by neighborhood in Ghana in 2026?
Cantonments is one of Accra's most exclusive neighborhoods, home to embassies and high-security compounds. Houses here typically range from GHS 12 million to GHS 25 million ($1.09 million to $2.27 million or €940,000 to €1.97 million), reflecting the prime location and limited supply.
East Legon is popular with expats and families thanks to its international schools and lifestyle amenities. Prices vary widely from GHS 1.2 million to GHS 11.7 million ($109,000 to $1.06 million or €94,000 to €921,000), depending on whether you're in a quieter pocket or a prime section.
Tema offers more affordable options for buyers who don't mind commuting, with prices ranging from GHS 480,000 to GHS 5.5 million ($44,000 to $500,000 or €38,000 to €433,000). This industrial hub has grown its residential stock significantly, attracting families looking for value.
You will find a much more detailed analysis by areas in our property pack about Ghana. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Avg Price Range (GHS / $) | Avg per sqm (GHS / $) | Avg per sqft (GHS / $) |
|---|---|---|---|---|
| Cantonments | Prime / Expat | 12M - 25M / $1.09M - $2.27M | 30,000 - 55,000 / $2,727 - $5,000 | 2,788 - 5,110 / $253 - $464 |
| Airport Residential | Prime / Commute | 2.6M - 8M / $236k - $727k | 10,000 - 26,000 / $909 - $2,364 | 929 - 2,415 / $84 - $220 |
| East Legon | Expat / Lifestyle | 1.2M - 11.7M / $109k - $1.06M | 6,000 - 35,000 / $545 - $3,182 | 557 - 3,252 / $51 - $295 |
| North Ridge | Premium / Central | 1.3M - 5.3M / $118k - $482k | 7,000 - 22,000 / $636 - $2,000 | 650 - 2,044 / $59 - $186 |
| Ridge | Premium / Central | 2M - 6M / $182k - $545k | 8,000 - 24,000 / $727 - $2,182 | 743 - 2,230 / $68 - $203 |
| Dzorwulu | Family / Central | 2.4M - 6.8M / $218k - $618k | 9,000 - 24,000 / $818 - $2,182 | 836 - 2,230 / $76 - $203 |
| Osu | Lifestyle / Central | 2M - 5M / $182k - $455k | 10,000 - 25,000 / $909 - $2,273 | 929 - 2,323 / $84 - $211 |
| Spintex | Family / Commute | 1.3M - 5.9M / $118k - $536k | 6,000 - 20,000 / $545 - $1,818 | 557 - 1,858 / $51 - $169 |
| Achimota | Family / Value | 0.8M - 6.5M / $73k - $591k | 4,000 - 22,000 / $364 - $2,000 | 371 - 2,044 / $34 - $186 |
| Adenta | Entry / Family | 0.6M - 6M / $55k - $545k | 3,000 - 18,000 / $273 - $1,636 | 279 - 1,673 / $25 - $152 |
| Tema | Commute / Industrial | 0.48M - 5.5M / $44k - $500k | 2,500 - 16,000 / $227 - $1,455 | 232 - 1,487 / $21 - $135 |
| Dansoman | Value / Local | 0.45M - 2.5M / $41k - $227k | 2,000 - 10,000 / $182 - $909 | 186 - 929 / $17 - $84 |
How much more do you pay for properties in Ghana when you include renovation work, taxes, and fees?
In Ghana in 2026, expect to pay an additional 7% to 18% on top of your property purchase price to cover taxes, fees, and any renovation work.
For a property around $200,000 (GHS 2.2 million), you would typically add about 12% in extra costs, which comes to roughly GHS 264,000 ($24,000). This brings your total outlay to approximately GHS 2.46 million ($224,000), covering stamp duty, legal fees, agency commissions, and basic registration costs.
For a property around $500,000 (GHS 5.5 million), a similar 12% to 14% add-on means extra costs of roughly GHS 660,000 to GHS 770,000 ($60,000 to $70,000). Your total would come in around GHS 6.2 million to GHS 6.3 million ($560,000 to $570,000), assuming no major renovation is needed.
For a property around $1,000,000 (GHS 11 million), expect additional costs of about 15%, which translates to roughly GHS 1.65 million ($150,000). Your all-in cost would be approximately GHS 12.65 million ($1.15 million), and this figure could rise if complex title issues or significant renovation work are involved.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Ghana.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Ghana
| Expense | Category | Estimated Cost Range (GHS / $) |
|---|---|---|
| Stamp Duty | Tax | 0.25% to 1% of property value. This is a statutory rate for conveyance and transfer documents, with the exact percentage depending on the value band of the property. |
| Legal Fees | Professional | 1% to 3% of property value. This covers conveyancing, title verification, and contract drafting. Costs are higher when title history is complicated or disputes need resolution. |
| Agency Commission | Service | 2% to 5% of property value. This is the standard market practice for real estate agents in Ghana. The fee may be split between buyer and seller depending on who engaged the agent. |
| Title Registration and Searches | Administrative | GHS 5,000 to GHS 40,000 ($450 to $3,600). This covers land registry searches, title registration, and related administrative fees. Budget more for prime properties or older titles with complex histories. |
| Renovation (if needed) | Works | 8% to 20% of property value. This varies widely from cosmetic refresh to major structural work including roof repairs, plumbing updates, rewiring, and damp treatment. |
We made this infographic to show you how property prices in Ghana compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Ghana in 2026 with different budgets?
With $100,000 (GHS 1.1 million) in Greater Accra in January 2026, you are mostly limited to outskirts locations: a 2 to 3 bedroom existing house of around 130 to 160 sqm in Oyibi, a 2 bedroom apartment of 70 to 90 sqm in Adenta, or a small existing house of 120 to 150 sqm in Dansoman with older finishing.
With $200,000 (GHS 2.2 million), you can find a 3 bedroom house of 180 to 240 sqm in Spintex with a mix of existing and newer construction, a similar-sized 3 bedroom house in Tema, or an entry-level townhouse of 160 to 200 sqm in a gated community near North Legon when available.
With $300,000 (GHS 3.3 million), options open up to a 2 to 3 bedroom newer apartment of 90 to 130 sqm on the fringe of Cantonments, a 4 bedroom house of 220 to 300 sqm in Achimota, or a 3 to 4 bedroom townhouse of 180 to 240 sqm in North Legon within a gated development.
With $500,000 (GHS 5.5 million), you can purchase a 4 bedroom upgraded house of 250 to 350 sqm in Dzorwulu, a well-finished house of similar size in East Legon, or a large family house of 300 to 450 sqm in Airport Residential Area if you find a good deal.
With $1,000,000 (GHS 11 million), you enter prime territory: a newer or turn-key house of 350 to 500 sqm in prime East Legon, a top-end apartment or penthouse-style unit of 180 to 300 sqm in the Cantonments or Airport corridor, or a luxury villa of 400 to 600 sqm in prime Airport Residential pockets.
With $2,000,000 (GHS 22 million), you are in the trophy segment of the Ghana market, though inventory is thinner and more bespoke: a high-end villa of 500 to 800 sqm in Cantonments with new or turn-key finishing, an ultra-prime compound house of 600 to 900 sqm in Airport Residential Area, or a luxury estate-style home of 600 to 1,000 sqm in the best pockets of East Legon.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Ghana.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Ghana, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Bank of Ghana - Exchange Rates | Ghana's central bank provides the official interbank foreign exchange rates. | We used Bank of Ghana's USD and EUR rates to convert all GHS prices consistently throughout this article. We applied the late-2025 rates as our January 2026 reference point. |
| Ghana Property Centre - Houses for Sale (Accra) | A major national property listings platform that computes medians from its own database. | We used Ghana Property Centre's district medians, minimums, and maximums to estimate typical price levels across Greater Accra. We treated their November 2025 report as our best snapshot for January 2026. |
| Ghana Property Centre - Apartments for Sale (Accra) | Same platform with median-based methodology specifically for apartment listings. | We used these apartment medians to anchor typical apartment pricing and cross-check against house figures. We also used the min/max ranges to define entry-level and upper-market examples. |
| meQasa - Houses for Sale (Ghana) | One of Ghana's most popular property marketplaces with transparent listing statistics. | We used meQasa's national averages to estimate Ghana-wide mean asking prices. We compared these to Ghana Property Centre's medians to understand how luxury listings skew the market. |
| meQasa - Houses for Sale (Accra) | High-volume marketplace publishing live aggregated statistics for Accra specifically. | We used meQasa's Accra averages to size the top end of the market and verify that our luxury range estimates are realistic. We also confirmed that Accra dominates the high-price segment. |
| meQasa - Apartments for Sale (Accra) | Same reliable platform with transparent summary statistics for Accra apartments. | We used this data to cross-check apartment pricing versus Ghana Property Centre's medians. We analyzed the mean-median gap to understand market skewness. |
| World Bank - Inflation Data (Ghana) | An international reference dataset backed by IMF sources, widely used for inflation comparisons. | We used the World Bank's CPI inflation series to calculate real (inflation-adjusted) price changes over 1 year and 10 years. We used this as a neutral baseline rather than relying on single headlines. |
| Parliament of Ghana - Stamp Duty Act 2023 | The primary legal text provides the highest-confidence source for statutory stamp duty rates. | We used this Act to determine the stamp duty rate range applied to property conveyance documents. We then built our buyer cost examples from these statutory percentages. |
| Ghana Revenue Authority - Stamp Duty | The official tax authority explaining stamp duty rules and the governing legislation. | We used GRA's plain-language explanation to describe what stamp duty applies to. We paired this with the Act itself for the actual numeric rate ranges. |
| Bank of Ghana - Housing Market Report | Bank of Ghana research providing insight into structural market drivers and supply constraints. | We used this report to support our analysis of why prices move, including urban demand concentration and affordability pressures. We made our explanations more specific and less speculative as a result. |
| meQasa - Accra Housing Guide | A marketplace guide explaining how listings work and common pricing practices in Accra. | We used this guide to understand why there is often a gap between asking and closing prices. We also referenced the USD-pricing practice common among sellers. |
| meQasa - Properties for Sale (Ghana) | Comprehensive listing platform covering all property types across Ghana. | We used this to estimate the breakdown of property types on the market (houses, apartments, townhouses, villas). We also verified luxury segment availability. |
| meQasa - Apartments for Sale (Ghana) | National apartment listings with published average price statistics. | We used these figures to calculate national average apartment prices. We compared these to Accra-specific data to understand regional price differences. |
| meQasa - Townhouses for Sale (Accra) | Specialized listings for townhouses with transparent pricing data. | We used this data to estimate average townhouse prices in Accra. We compared these figures to detached houses and apartments to show relative pricing. |
| Ghana Property Centre - Townhouses (Accra) | Additional townhouse listings from a major platform for cross-verification. | We used these listings to verify townhouse price ranges and identify typical neighborhoods where townhouse developments are concentrated. |
| Local Real Estate Agent Interviews | On-the-ground professionals with direct transaction experience. | We interviewed agents to verify typical negotiation discounts (asking vs closing price). We also confirmed renovation cost estimates and legal fee ranges. |
| Property Developer Consultations | Direct knowledge of construction costs and new-build pricing strategies. | We consulted developers to understand the new-build premium over existing homes. We verified that the 15% premium figure aligns with current market practice. |
| Conveyancing Lawyer Consultations | Legal professionals handling property transactions daily in Ghana. | We consulted lawyers to verify legal fee ranges and title registration costs. We also confirmed typical timelines and complexity factors that affect costs. |
| Lands Commission Records | Official government body responsible for land administration in Ghana. | We referenced Lands Commission procedures to understand registration costs. We used this to inform our title and search cost estimates. |
| Construction Cost Surveys | Industry data on building material and labor costs in Ghana. | We used construction cost data to estimate renovation expense ranges. We verified that 8% to 20% covers the spectrum from cosmetic refresh to major structural work. |
| Currency Exchange Market Data | Real-time forex data to verify Bank of Ghana rates. | We cross-checked the Bank of Ghana interbank rates against market rates. We confirmed that 1 USD equals approximately 11 GHS and 1 EUR equals approximately 12.7 GHS. |
| Historical Listing Archives | Past listing data from major platforms for trend analysis. | We compared current listings to historical data to calculate year-over-year and decade-over-decade price changes. We adjusted these figures for inflation using World Bank data. |
| International Property Portals | Global platforms listing Ghana properties for international buyers. | We used international listings to verify USD-denominated pricing practices. We confirmed that many prime properties are mentally priced in dollars by sellers. |
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